New Yorkers - Advice on apartment search for my son?
Feb 27th, 2008, 03:07 AM
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New Yorkers - Advice on apartment search for my son?
My son is a sophomore at NYU, and he has decided not to live in NYU housing next year. I think this is a good idea, since he's a theater student he wants to remain in NY after graduating, so he'll already have an apartment.
He probably will not stay in NY over the summer, but that is a slight possibility. More likely, we'll be trying to rent something in August, either a studio for one person, or a 1 or 2BR for two people. Most of his classes are at a theater studio on 18th St, around 5th Ave, but he also has a few around Washington Square. We'd love to try to find something for around $1,000 per month/person, since we'll have to pay year round. I'd certainly like it to be safe, though I think NYC is pretty safe in general. And hopefully, it won't be so far away that he has to spend a huge amount of time traveling, and I don't want him to be isolated from the other students, either.
He's gotten some ideas from other students to look around East Village, Washington Heights (Upper East, I think?), Morningside Heights, Harlem, Brooklyn, Astoria, and a few others. I've heard from a friend in Manhattan that Hoboken is a good idea too. I've been to NYC many times, but I'm not familiar enough to judge all of these areas.
Can you give us any advice on areas to consider, and ways in which to keep costs down? Also, any ideas on ways to search for apts - ie, craigslist, newspapers, brokers, etc. I've seen some listings placed by tenants to sublet apartments they are moving out of - is this a common practice, and is there any risk of getting hurt financially?
He probably will not stay in NY over the summer, but that is a slight possibility. More likely, we'll be trying to rent something in August, either a studio for one person, or a 1 or 2BR for two people. Most of his classes are at a theater studio on 18th St, around 5th Ave, but he also has a few around Washington Square. We'd love to try to find something for around $1,000 per month/person, since we'll have to pay year round. I'd certainly like it to be safe, though I think NYC is pretty safe in general. And hopefully, it won't be so far away that he has to spend a huge amount of time traveling, and I don't want him to be isolated from the other students, either.
He's gotten some ideas from other students to look around East Village, Washington Heights (Upper East, I think?), Morningside Heights, Harlem, Brooklyn, Astoria, and a few others. I've heard from a friend in Manhattan that Hoboken is a good idea too. I've been to NYC many times, but I'm not familiar enough to judge all of these areas.
Can you give us any advice on areas to consider, and ways in which to keep costs down? Also, any ideas on ways to search for apts - ie, craigslist, newspapers, brokers, etc. I've seen some listings placed by tenants to sublet apartments they are moving out of - is this a common practice, and is there any risk of getting hurt financially?
Feb 27th, 2008, 04:14 AM
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Oh boy, finding an apt. in NYC is a college course in itself, and NOT one your son can or should do on his own imo. It's extrememly time consuming. I think the idea of finding something for now and for after graduation is a good one, but not sure how practical it is. For now, being near classes and his friends should be priority imo. Being all the way up in Harlem or out in Astoria will make him very removed I think. I'd try to stay as close to school as possible. Yes, Hoboken is a popular place for young
people but mostly for those working on Wall st. who can commute by PATH or ferry to downtown Manhattan.
Here's what I know:
1) Desirable apts. get rented very quickly. YOu need to be able to make split second decisions when you see something you like. That means it's fine to look now for 3 months from now, but what's available now won't be in 3 months.
2)Landlords are very picky and some require astronomical income to secure an apt. If you don't have it, parents must cosign the lease.
3)You can find sublets but they may be illegal. Otoh, real estate agents charge something like 10% of the ANNUAL rent. It will be hard to find one interested in bothering with a $1000/month search. Not worth their time.
I doubt you'll find a 2 br for $2000 in Manhattan. A more practical idea is to look for a 1 bedroom for $2000 that he can share with someone now (whether they turn the dining area into another bedroom or put 2 beds in the bedroom). If you go for a 2 br., you will forever be looking for roommates (imo).
4)You'll also have to put down first and last month's rent on the lease plus security (usually a month's rent). So on a $2000/month apt. you'd be putting down
$6000 first/last/security
$2400 broker's fee
One idea is to try to go directly to a management co.
Here's a URL that gives info (4 ways to find a no fee apt.) including names and addresses of some mgmt cos. http://www.theinsider.com/nyc/save/015NoFeeApts.htm
people but mostly for those working on Wall st. who can commute by PATH or ferry to downtown Manhattan.
Here's what I know:
1) Desirable apts. get rented very quickly. YOu need to be able to make split second decisions when you see something you like. That means it's fine to look now for 3 months from now, but what's available now won't be in 3 months.
2)Landlords are very picky and some require astronomical income to secure an apt. If you don't have it, parents must cosign the lease.
3)You can find sublets but they may be illegal. Otoh, real estate agents charge something like 10% of the ANNUAL rent. It will be hard to find one interested in bothering with a $1000/month search. Not worth their time.
I doubt you'll find a 2 br for $2000 in Manhattan. A more practical idea is to look for a 1 bedroom for $2000 that he can share with someone now (whether they turn the dining area into another bedroom or put 2 beds in the bedroom). If you go for a 2 br., you will forever be looking for roommates (imo).
4)You'll also have to put down first and last month's rent on the lease plus security (usually a month's rent). So on a $2000/month apt. you'd be putting down
$6000 first/last/security
$2400 broker's fee
One idea is to try to go directly to a management co.
Here's a URL that gives info (4 ways to find a no fee apt.) including names and addresses of some mgmt cos. http://www.theinsider.com/nyc/save/015NoFeeApts.htm
Feb 27th, 2008, 05:05 AM
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mclaurie: Thanks for your great advice. I didn't think it would be easy. What about him looking to become a roommate in an apartment someone else is already renting? Is that easier?
Feb 27th, 2008, 05:11 AM
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NYU has a housing office where people can post for roommates. I'd suggest he begin his search there. You'll find plenty of apartments in the outer boroughs where he can share for $1,000 per month but fewer options in Manhattan. But there are a fair number of shareable $2,000 a month one-bedroom apartments in Manhattan. My own neighborhood, Murray Hill, is a popular one for students and young professionals, who often share one-bedrooms. Loads of rentals there. I'm also almost next door to the NYU Med Center, so the free NYU buses even go up 1st Avenue close to Murray Hill.
Feb 27th, 2008, 05:17 AM
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Thanks, Doug. I'm not sure why, but he seems to think the NYU off campus housing office is not very useful. But it's probably one of the best free resources we have there, and I'm going to have to push to use it. I really like the idea of using a 1BR for two people, or searching roomate ads from other students. Seems like the best way to get something affordable and still be reasonably close.
Feb 27th, 2008, 05:23 AM
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I agree with the advice you've been given by McLaurie & Doug. It can be tough to find an affordable apt. Brokers are expensive, but a necessary evil. I agree that he should try to find something for now that is closer to school/the studio/friends. After school is over, his options will be broader and I'd start in Wash Heights or the Upper East Side.
He will need a considerable amount of CASH on hand to do this, as many of these fees must be paid in cash or certified check. This includes first and last month's rent; 1 month security deposit; broker fee; movers' fees; elevator or other building deposit for move in. He will also likely need you to cosign as most NY landlords will require you to have several times the annual rent in income. I would recommend that you be on hand to help him with this search to make these decisions quickly, allow you to cosign quickly, etc.
For now, if he wants to move in with a roommate, he can try Craigslist. I also know of people who met roommates simply by running into them over and over again while looking for apts. Of course, moving in with a stranger has its risks, but many young people do it successfully. Good luck.
He will need a considerable amount of CASH on hand to do this, as many of these fees must be paid in cash or certified check. This includes first and last month's rent; 1 month security deposit; broker fee; movers' fees; elevator or other building deposit for move in. He will also likely need you to cosign as most NY landlords will require you to have several times the annual rent in income. I would recommend that you be on hand to help him with this search to make these decisions quickly, allow you to cosign quickly, etc.
For now, if he wants to move in with a roommate, he can try Craigslist. I also know of people who met roommates simply by running into them over and over again while looking for apts. Of course, moving in with a stranger has its risks, but many young people do it successfully. Good luck.
Feb 27th, 2008, 08:37 AM
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$1000 will not rent you any apartment in Manhattan (my garage is almost $500 per month).
And $2000 won;t get you a 1 bedroom (it's more like $3000 minimum).
Also you need to understand the market in NYC.
You MUST prove that you can afford the apartment - typically they want you to show income of 40 times the monthly rent. (If you don;t have the income and are relying on others then they want to see an income of 80 times the month's rent for the cosginers.)
Then you will have to pay a months security, first month's rent - and usually - 15% of the year's rent to a broker.
If you search below there is along thread from a poster helping her daughter find an apartment and she ended up (I believe) with a walk-up studio in not great shape in a so/so area of Brooklyn for about $1500 per month.
I know in my (middle class) building a 1 bedroom sublets (empty) for about $3700 per month.
And yes, subletting - which is often what you get on Craig's list - is a risk since it is usually illegal. Unless the landlord signs off on the sublet (and they usually won;t since they can get more from a new tenant) your son would have no legal right to the apartment and could be evicted at any time.
I agree he's better off looking to share with other students who already have an apartment (but make sure they have a legal lease) than setting out to find one himself. But - you will often find 3 or 4 kids in a 1 bedroom - not 2 - unless you up the budget.
And $2000 won;t get you a 1 bedroom (it's more like $3000 minimum).
Also you need to understand the market in NYC.
You MUST prove that you can afford the apartment - typically they want you to show income of 40 times the monthly rent. (If you don;t have the income and are relying on others then they want to see an income of 80 times the month's rent for the cosginers.)
Then you will have to pay a months security, first month's rent - and usually - 15% of the year's rent to a broker.
If you search below there is along thread from a poster helping her daughter find an apartment and she ended up (I believe) with a walk-up studio in not great shape in a so/so area of Brooklyn for about $1500 per month.
I know in my (middle class) building a 1 bedroom sublets (empty) for about $3700 per month.
And yes, subletting - which is often what you get on Craig's list - is a risk since it is usually illegal. Unless the landlord signs off on the sublet (and they usually won;t since they can get more from a new tenant) your son would have no legal right to the apartment and could be evicted at any time.
I agree he's better off looking to share with other students who already have an apartment (but make sure they have a legal lease) than setting out to find one himself. But - you will often find 3 or 4 kids in a 1 bedroom - not 2 - unless you up the budget.
Feb 27th, 2008, 08:50 AM
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Hoboken would be a nice place for your son. There is a youthful atmosphere to the town and lots of fun places. You can take the PATH to 14th Street/9th Street which would be conveinent for NYU. It's not just people working downtown.
In Hoboken, you're more than likely looking at a share. Prices are just as high generally as NYC. You can look on hobokeni.com under the classified section which lists apartments and sometimes shares.
My husband and I just had to move because our Landlord is selling his apartment and the fees others have mentioned are no joke. I basically had to pay $8K to get in after everything is said and done. This is after:
1) credit check
2) proof of employment
3) broker's fee (and mine gave me half off)
4) first months rent
5) month and a half security
I agree with the previous poster about checking NYU first. Otherwise I'd say you have a very slim chance of the Washington Square area.
In Hoboken, you're more than likely looking at a share. Prices are just as high generally as NYC. You can look on hobokeni.com under the classified section which lists apartments and sometimes shares.
My husband and I just had to move because our Landlord is selling his apartment and the fees others have mentioned are no joke. I basically had to pay $8K to get in after everything is said and done. This is after:
1) credit check
2) proof of employment
3) broker's fee (and mine gave me half off)
4) first months rent
5) month and a half security
I agree with the previous poster about checking NYU first. Otherwise I'd say you have a very slim chance of the Washington Square area.
Feb 27th, 2008, 09:31 AM
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First of all, let's sort out good from bad here. There's no rational reason to find an apartment now because he might need one in two years. There will be plenty of apartments when he graduates. Perhaps he thinks the NYU housing office isn't useful because they don't have $1,000 a month apartments in or near the Village. They don't have unicorns either, for the same reason.
Moving from campus housing to an apartment isn't bad idea, but he can't go directly to a decent place in one of the most expensive areas of the city without a high-paying job or a significant trust fund. It's simply unrealistic. Get him to troll the housing office and the campus bulletin boards. It isn't going to kill him to live in Brooklyn or Queens. Lots of people have been known to do it.
Moving from campus housing to an apartment isn't bad idea, but he can't go directly to a decent place in one of the most expensive areas of the city without a high-paying job or a significant trust fund. It's simply unrealistic. Get him to troll the housing office and the campus bulletin boards. It isn't going to kill him to live in Brooklyn or Queens. Lots of people have been known to do it.
Feb 27th, 2008, 09:38 AM
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Another added frustration (among many) is that he's looking in August, which is the height of the cheap one bedroom/studio market. He'll be competing with legions of early 20-somethings flush with signing bonuses and actual employment letters. Rents are typically highest in June, July and August as well.
Many landlords also won't accept a guarantor that doesn't live in the tri-state area, regardless of your ability to prove that your income is 80 times the monthly rent.
Craigslist is a good place to find sublets, but searching for legit apartments w/ leases is an exercise in futility. There are many unscrupulous brokers in the city, and one of their favorite tricks is to post fake listings on craigslist to lure you into their web. The dream apartment with "no fee" will magically no longer be available, but they'll have five nasty apartments so show you (with a fee, of course).
I recently subletted my apartment using craigslist, and it was a perfectly reasonable transaction. People very often need to get out of their leases or sublet them, so I would urge your son to look into these options (with common sense).
Best of luck to you and your son. I'm on my fourth New York apartment in six years, so I'm a bit of a battle-hardened veteran when it comes to the insane NYC real estate market. I've recently moved from the East Village to a one bedroom apartment in Cobble Hill, Brooklyn. I absolutely love my apartment and the neighborhood, so let me know if you have any questions about it. I wouldn't live in Hoboken before Brooklyn, but that's my personal preference.
Many landlords also won't accept a guarantor that doesn't live in the tri-state area, regardless of your ability to prove that your income is 80 times the monthly rent.
Craigslist is a good place to find sublets, but searching for legit apartments w/ leases is an exercise in futility. There are many unscrupulous brokers in the city, and one of their favorite tricks is to post fake listings on craigslist to lure you into their web. The dream apartment with "no fee" will magically no longer be available, but they'll have five nasty apartments so show you (with a fee, of course).
I recently subletted my apartment using craigslist, and it was a perfectly reasonable transaction. People very often need to get out of their leases or sublet them, so I would urge your son to look into these options (with common sense).
Best of luck to you and your son. I'm on my fourth New York apartment in six years, so I'm a bit of a battle-hardened veteran when it comes to the insane NYC real estate market. I've recently moved from the East Village to a one bedroom apartment in Cobble Hill, Brooklyn. I absolutely love my apartment and the neighborhood, so let me know if you have any questions about it. I wouldn't live in Hoboken before Brooklyn, but that's my personal preference.
Feb 27th, 2008, 09:55 AM
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Smetz: My daughter was a theater major who moved to NYC over 4 yrs ago - she has never paid more than $ 1,100 per month and has had great apartments -
being involved in the theater, he would probably prefer, as she did, to be IN the city - being in the theater usually means late nights - whether for rehearsals or show involvement and no one wants an hour commute after that and if one has classes or a job, and has rehearsals or auditions or shows , if you have down time of an hour or two or three here and there, you want to be able to go to your apt instead of hanging in a coffee house b/c your apartment is over an hour away.
So if he is planning to be involved in theater in a way that means night time involvement, have him look in the city; have him choose a location also based on viable transportation options (find out cross town bus, subway, etc, ways to get home and to and from off broadway venues, where his classes will be, etc)
It is more likely his things will be in the city and then sometimes in Brooklyn/Dumbo/etc - I would think.
My daughters first apartment was a 3 bedroom (rare, b/c all 3 br's had windows) - a great unit - on East 26th Street down near 3rd/4th Ave and it was a nice neighborhood location , walk to Union Sq, etc and on the second floor (which meant only going up one flight of stairs) - started at 900pp and by third year was 975 pp when she moved out.
Her second apartment is on the upper east side, a railroad style with 2 br's, was 1000 pp at beginning, ended up being 1100pp by second year - great space - two doors from floor - one goes into roommates br/sitting area, the other on the other end of floor goes into her br/sitting area - connected by kitchen, hall, bath, small den - excellent neighborhood.
Both times she used a real estate rental agent -
both times she started looking and found something within 48 hours - having looked in Aug for a September rental the last tim e- and the first time also looked and found within the same day, and did it in the spring about one month before moving in -
there were a ton of units for her to look at in August -
(the first one she sublet when she left for a few months until her lease was up and the new roomate took over with her friends, w/ landlord knowledge.)
What she learned she needed the first time (and was the reason she actually lost one apartment she liked b/c she could not access the info quickly enough b/c we were out of town)
We had to cosign for her -as did her roomates parents the first time, b/c they were just out of college - and she couldn't get our info fast enough. When we could, we faxed the forms back to her real estate agent - and she got the second apartment> might benefit your son to find this stuff out by talkign with an agent first - so he can have all his ducks in order when he finds something -
first and last month rent, security dep, etc AND info he might need from you if you have to and if you are willing to cosign and if not or not needed, to get all his info together.
My daughter also has friends in theater who have had great luck putting out their request on their facebook or myspace page and getting referrals from their friends. She nver used Craiglists, not to say it wouldn't work, just have no experience with it.
Her friend also just found an apt in November in 2 days, same way, w/ an agent but with having all his info ready up front so while the other person interested was gathering his credit info, checks, etc, he already had his in hand and landed the apartment within a few hours after looking at it.
Best for him if he can go to the city prior to having to move in, but not too much in advance, spend 2-3 days with a broker (stay with a friend, or in the Y, or in the pod hotel, or if he needs longer the 92nd st y, etc type thing) find a place, sign all the papers, and then be ready to move in that week.
biggest thing is if he needs moving van, etc and reserving ahead on a busy time the first or second wknd in Sept, but they seem to always be able to make it work.
The transportation thing is the biggest thing to me, for theater - my daughter was better located at her first apt, but she was doing a lot of nights then, and now she was able to move to where she did bc she is mostly on the day schedule so the commute is different for her, different location and hours, etc....
She found her broker by looking up apt rentals, calling a few in areas that would work for her, met up with one who showed her a unit, and they took it from there and in 2 dys found the right one. It was worth the 'finders fee' b/c of the knowledge and assistance in location, safety, transportation, etc for us.
being involved in the theater, he would probably prefer, as she did, to be IN the city - being in the theater usually means late nights - whether for rehearsals or show involvement and no one wants an hour commute after that and if one has classes or a job, and has rehearsals or auditions or shows , if you have down time of an hour or two or three here and there, you want to be able to go to your apt instead of hanging in a coffee house b/c your apartment is over an hour away.
So if he is planning to be involved in theater in a way that means night time involvement, have him look in the city; have him choose a location also based on viable transportation options (find out cross town bus, subway, etc, ways to get home and to and from off broadway venues, where his classes will be, etc)
It is more likely his things will be in the city and then sometimes in Brooklyn/Dumbo/etc - I would think.
My daughters first apartment was a 3 bedroom (rare, b/c all 3 br's had windows) - a great unit - on East 26th Street down near 3rd/4th Ave and it was a nice neighborhood location , walk to Union Sq, etc and on the second floor (which meant only going up one flight of stairs) - started at 900pp and by third year was 975 pp when she moved out.
Her second apartment is on the upper east side, a railroad style with 2 br's, was 1000 pp at beginning, ended up being 1100pp by second year - great space - two doors from floor - one goes into roommates br/sitting area, the other on the other end of floor goes into her br/sitting area - connected by kitchen, hall, bath, small den - excellent neighborhood.
Both times she used a real estate rental agent -
both times she started looking and found something within 48 hours - having looked in Aug for a September rental the last tim e- and the first time also looked and found within the same day, and did it in the spring about one month before moving in -
there were a ton of units for her to look at in August -
(the first one she sublet when she left for a few months until her lease was up and the new roomate took over with her friends, w/ landlord knowledge.)
What she learned she needed the first time (and was the reason she actually lost one apartment she liked b/c she could not access the info quickly enough b/c we were out of town)
We had to cosign for her -as did her roomates parents the first time, b/c they were just out of college - and she couldn't get our info fast enough. When we could, we faxed the forms back to her real estate agent - and she got the second apartment> might benefit your son to find this stuff out by talkign with an agent first - so he can have all his ducks in order when he finds something -
first and last month rent, security dep, etc AND info he might need from you if you have to and if you are willing to cosign and if not or not needed, to get all his info together.
My daughter also has friends in theater who have had great luck putting out their request on their facebook or myspace page and getting referrals from their friends. She nver used Craiglists, not to say it wouldn't work, just have no experience with it.
Her friend also just found an apt in November in 2 days, same way, w/ an agent but with having all his info ready up front so while the other person interested was gathering his credit info, checks, etc, he already had his in hand and landed the apartment within a few hours after looking at it.
Best for him if he can go to the city prior to having to move in, but not too much in advance, spend 2-3 days with a broker (stay with a friend, or in the Y, or in the pod hotel, or if he needs longer the 92nd st y, etc type thing) find a place, sign all the papers, and then be ready to move in that week.
biggest thing is if he needs moving van, etc and reserving ahead on a busy time the first or second wknd in Sept, but they seem to always be able to make it work.
The transportation thing is the biggest thing to me, for theater - my daughter was better located at her first apt, but she was doing a lot of nights then, and now she was able to move to where she did bc she is mostly on the day schedule so the commute is different for her, different location and hours, etc....
She found her broker by looking up apt rentals, calling a few in areas that would work for her, met up with one who showed her a unit, and they took it from there and in 2 dys found the right one. It was worth the 'finders fee' b/c of the knowledge and assistance in location, safety, transportation, etc for us.
Feb 27th, 2008, 11:05 AM
#12
My daughter will be looking for an apt in the UWS this spring... Anyone know someone moving out of a reasonable apartment convenient to Columbia Univ?
-My theory is that if you keep asking everyone, you might get lucky! ;-)
-My theory is that if you keep asking everyone, you might get lucky! ;-)
Feb 27th, 2008, 05:39 PM
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Daughters friend found her apartment in UWS through Manhattan Apartments - broker named Joseph -
she also suggests, although she has not used it but friends have, this website as a source also
www.urbansherpany.com
you plug in address/area/etc and landlords/units/buildings come up with availability
if any more info, i'll post
she also suggests, although she has not used it but friends have, this website as a source also
www.urbansherpany.com
you plug in address/area/etc and landlords/units/buildings come up with availability
if any more info, i'll post
Feb 27th, 2008, 05:51 PM
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Escargot - I'm glad it worked out for your daughter, but I have to say, Both Manhattan Apartments and Citihabitats are notorious for there horrible brokers. We (unfortunately) used a broker from MA to find an apartment on the UWS, and she LIED to us about the landlord's pet policy and about the flooding in the patio. We only lasted in the apartment for a year, it was that horrible. And we had cut this "broker" a $3,500 check for the pleasure. Both agencies are the notorious for baiting people on craigslist with fake listings. I wish I had known better at the time. I've encounted other brokers from these 2 agencies on subsequent apartment hunts, and without fail, the shadiness becomes apparent immediately!
If you do end up using a broker, I would definitely go with more reputable brokerages such as Corcoran, Brown Harris Stevens, or Halstead. Many listings as these agencies are "exclusives" with the landlord, so at least you can take a day to think about a place before signing your life away (or paying a fee).
If you do end up using a broker, I would definitely go with more reputable brokerages such as Corcoran, Brown Harris Stevens, or Halstead. Many listings as these agencies are "exclusives" with the landlord, so at least you can take a day to think about a place before signing your life away (or paying a fee).
Feb 27th, 2008, 05:56 PM
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Escargot - thanks for the urbansherpa site! I haven't seen that before! My boyfriend and I will be looking for a one or two bedroom together later this year, so I'll try it out and let you know how it works!
Feb 27th, 2008, 06:03 PM
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Lizziea06 - wow, sorry to hear that. I was just posting back to say that my daughter both times used Citihabitats, same broker, who has been with them for over five years- and has had great luck and loved her broker - however, she now does only higher end stuff -
And her friend , the girl who used Manhattan Apartments, was one of her roommates in her first apartment, but by the time she moved back to the city since she couldn't use the same girl at Citihabitats, she went with Manhattan Apartments - recommended to her by two other college friends who also had great luck -
And that the boyfriend just got an apartment - awesome studio on UWS through a broker but on Craigs LIst -
so I guess it just depends, guess these girls were lucky -
sorry you had such bad luck with same agencies/brokers -
guess it is a crap shoot and you just have to know it when you see it -
my daughter did say she saw a lot of lousy units in the two days she looked, but when they saw the ones they did there was no question - and they were great finds.
And her friend , the girl who used Manhattan Apartments, was one of her roommates in her first apartment, but by the time she moved back to the city since she couldn't use the same girl at Citihabitats, she went with Manhattan Apartments - recommended to her by two other college friends who also had great luck -
And that the boyfriend just got an apartment - awesome studio on UWS through a broker but on Craigs LIst -
so I guess it just depends, guess these girls were lucky -
sorry you had such bad luck with same agencies/brokers -
guess it is a crap shoot and you just have to know it when you see it -
my daughter did say she saw a lot of lousy units in the two days she looked, but when they saw the ones they did there was no question - and they were great finds.
Feb 27th, 2008, 06:08 PM
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It seems that a lot of people end up using them when the move to the city b/c they have far and away the most listings...I'm glad it worked out for your daughter and her friends! You really do just have to get out and pound the pavement, and it's SUCH a frustrating experience. I was lucky to live in a fee-free managed building the last two years, so I avoided the brokers all together. My most recent experience with a broker is the apartment where I live now. I actually got the sense that he was "working" for me instead of just letting me into the place in exchange for a $3K check!
Feb 27th, 2008, 06:19 PM
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In many cases, Landlords cannot legally refuse to allow a sublet. As long as you make sure the party trying to sublet follows the proper procedures, most sublets in NYC could be legal and enforceable.*
Here's a little write-up I just pulled off google:
A landlord may not unreasonably withhold consent to the sublet provided a tenant follows the procedures set forth in Real Property Law §226-b. The statute requires that a tenant inform their landlord of the intent to sublease by mailing written notice by certified mail with a return receipt requested, providing the following information: the term of the sublease, the name of the proposed subtenant, the business and permanent home address of the proposed subtenant, tenant’s reason for subletting, tenant’s address for the term of the sublease, the written consent of any co-tenant or guarantor of the lease, and a copy of the proposed sublease to which a copy of tenant’s lease shall be attached if available, acknowledged by tenant and proposed subtenant as being a true copy of such sublease.
The Landlord has ten days after mailing of the request to sublet to ask a tenant for additional information. Within thirty days after the mailing of the tenant’s request for consent or the additional information reasonably asked for by the landlord, whichever is later, the landlord is required to send notice to the tenant of consent or denial, and the reasons for the decision. If the landlord fails to send such notice, then it is deemed to consent to the proposed subletting. If the landlord unreasonably withholds consent the tenant may sublet in accordance with the request.
If the landlord reasonably withholds consent there shall be no subletting. However, it is important to note that the courts have generally found almost every reason that a landlord may give for refusing to consent as unreasonable, except for the following: a tenant has no intention to return and reoccupy the subject premises as their primary residence following the expiration of the sublease; and Profiteering – that a tenant will be illegally overcharging the subtenant. A tenant may only charge the subtenant the legal regulated rent plus a 10% surcharge if the housing accommodation to be sublet is fully furnished.
*Legal Disclaimer: you all should confirm with proper council before relying on the above advice
Here's a little write-up I just pulled off google:
A landlord may not unreasonably withhold consent to the sublet provided a tenant follows the procedures set forth in Real Property Law §226-b. The statute requires that a tenant inform their landlord of the intent to sublease by mailing written notice by certified mail with a return receipt requested, providing the following information: the term of the sublease, the name of the proposed subtenant, the business and permanent home address of the proposed subtenant, tenant’s reason for subletting, tenant’s address for the term of the sublease, the written consent of any co-tenant or guarantor of the lease, and a copy of the proposed sublease to which a copy of tenant’s lease shall be attached if available, acknowledged by tenant and proposed subtenant as being a true copy of such sublease.
The Landlord has ten days after mailing of the request to sublet to ask a tenant for additional information. Within thirty days after the mailing of the tenant’s request for consent or the additional information reasonably asked for by the landlord, whichever is later, the landlord is required to send notice to the tenant of consent or denial, and the reasons for the decision. If the landlord fails to send such notice, then it is deemed to consent to the proposed subletting. If the landlord unreasonably withholds consent the tenant may sublet in accordance with the request.
If the landlord reasonably withholds consent there shall be no subletting. However, it is important to note that the courts have generally found almost every reason that a landlord may give for refusing to consent as unreasonable, except for the following: a tenant has no intention to return and reoccupy the subject premises as their primary residence following the expiration of the sublease; and Profiteering – that a tenant will be illegally overcharging the subtenant. A tenant may only charge the subtenant the legal regulated rent plus a 10% surcharge if the housing accommodation to be sublet is fully furnished.
*Legal Disclaimer: you all should confirm with proper council before relying on the above advice
